16 S Decatur Ave · Margate City, NJ 08402

$1,425,000

4 bd · 3.0 ba · 1,732 sqft · Townhouse · 456 Days on market

Built 2015 $823/sqft · 34% above area Est $1061k · 34% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.8/30.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LUXURY, LOWER LEVEL, PET-FRIENDLY CONDO!! This immaculate four bedroom, three full bath unit located in the Marina District of Margate is completely turn-key. This spacious unit has almost 2,000SF of living space with a fully equipped kitchen with stainless steel appliance package, gas range cook top, pantry and granite countertops. The open floor plan features great space for entertaining with a bright covered front porch with OCEANVIEWS! Your guests will love to come visit here!! The master-suite features a large walk-in closet, en-suite bathroom with two sinks and fully tiled shower with a glass door. The laundry room offers plenty of space. The rear of the property offers a private fully enclosed outside space with pavered patio and beautiful landscaping. Just ONE BLOCK to Lucy, Greenhouse, Miyako, California Yogurt, Jalapeno Salads, Wawa and so much more!!!! Have the best summer yet!

Key facts

• Pavered patio
• Lower level
• Walk-in closet

Tags

• LOWER LEVEL
• FULLY EQUIPPED KITCHEN
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• PRIVATE OUTSIDE SPACE
• PAVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $1.43M.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.30M (9.0% below list).
• Recommended offer: $1.25M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#149 in NJ, #3,893 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Margate City School District (suburban): math 50% / reading 58% proficiency, ranked #113 of 472 in NJ (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.9%/yr); 147 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $12,972/mo this rent would consume 128% of the median local household income ($122k/yr) (locally 23% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $43k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($1.25M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask is 2275% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $635k; list at $1.43M implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $1,254,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,060,983
• List price: $1,425,000
• Delta: 34.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 S Adams Ave #8	0.08mi	3/2.5 (-1)	1,600 (-8%)	1mo	$905,000	$566	75
16 S Jefferson Ave Unit A	0.17mi	4/3.0	1,872 (+8%)	19mo	$1,550,000	$828	62
125 N Adams Ave N	0.27mi	3/2.5 (-1)	1,665 (-4%)	20mo	$915,000	$550	57
118 N Monroe Ave #A	0.37mi	3/2.5 (-1)	1,980 (+14%)	13mo	$1,149,999	$581	41
212 N Coolidge Ave	0.46mi	3/2.5 (-1)	1,500 (-13%)	18mo	$899,000	$599	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-136,693
• Equity at exit: $212,472

10-year hold

• IRR: 6.2%
• Equity multiple: 1.57×
• Total profit: $226,576
• Equity at exit: $123,208

Cash invested: $399,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08402

• Rents YoY: 8.9%
• Active inventory: 147
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $12,972 medium
• Mortgage (P&I): −$7,473
• Tax est. 1.5%: −$1,781 /mo · $21,375/yr
• Insurance: −$594
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,724
• Net cashflow: $400

Break-even live

Break-even rent $12,466

Max offer price $1,425,000

Occupancy floor 92%

Sensitivity live

Price	-10% $1,385	-5% $892	+0% $400	+5% $-92	+10% $-585
Rent	-10% $-625	-5% $-112	+0% $400	+5% $912	+10% $1,425
Rate	-1.0pp $1,118	-0.5pp $762	base $400	+0.5pp $31	+1.0pp $-345

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $356,250
• Closing costs: $42,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	0.03mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	45d	1	0.41mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	21d	1	0.92mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	21d	1	1.02mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	1.06mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	1.10mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	44d	1	1.11mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	1.29mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	1.49mi

Listing history 34 events

1. 2026-06-19
   days on market $1,425,000 Active 456 DOM
2. 2026-06-18
   days on market $1,425,000 Active 455 DOM
3. 2026-06-17
   days on market $1,425,000 Active 454 DOM
4. 2026-06-16
   days on market $1,425,000 Active 453 DOM
5. 2026-06-15
   days on market $1,425,000 Active 452 DOM
6. 2026-06-14
   days on market $1,425,000 Active 450 DOM
7. 2026-06-13
   days on market $1,425,000 Active 449 DOM
8. 2026-06-10
   days on market $1,425,000 Active 447 DOM
9. 2026-06-09
   days on market $1,425,000 Active 446 DOM
10. 2026-06-08
    days on market $1,425,000 Active 445 DOM
11. 2026-06-07
    days on market $1,425,000 Active 444 DOM
12. 2026-06-05
    days on market $1,425,000 Active 441 DOM
13. 2026-06-02
    days on market $1,425,000 Active 439 DOM
14. 2026-06-01
    days on market $1,425,000 Active 438 DOM
15. 2026-05-31
    days on market $1,425,000 Active 437 DOM
16. 2026-05-30
    days on market $1,425,000 Active 436 DOM
17. 2026-01-26
    historical $60,000
18. 2025-11-15
    listed $60,000
19. 2025-06-03
    historical $19,500
20. 2025-05-31
    listed $19,500
21. 2025-05-21
    historical $8,000
22. 2025-04-29
    listed $8,000
23. 2025-04-29
    historical $24,000
24. 2025-04-26
    listed $24,000
25. 2025-03-20
    historical 901-char remark

    Show marketing remark (901 chars)

    LUXURY, LOWER LEVEL, PET-FRIENDLY CONDO!! This immaculate four bedroom, three full bath unit located in the Marina District of Margate is completely turn-key. This spacious unit has almost 2,000SF of living space with a fully equipped kitchen with stainless steel appliance package, gas range cook top, pantry and granite countertops. The open floor plan features great space for entertaining with a bright covered front porch with OCEANVIEWS! Your guests will love to come visit here!! The master-suite features a large walk-in closet, en-suite bathroom with two sinks and fully tiled shower with a glass door. The laundry room offers plenty of space. The rear of the property offers a private fully enclosed outside space with pavered patio and beautiful landscaping. Just ONE BLOCK to Lucy, Greenhouse, Miyako, California Yogurt, Jalapeno Salads, Wawa and so much more!!!! Have the best summer yet!

26. 2025-03-20
    listed $1,425,000 Active 901-char remark

    Show marketing remark (901 chars)

    LUXURY, LOWER LEVEL, PET-FRIENDLY CONDO!! This immaculate four bedroom, three full bath unit located in the Marina District of Margate is completely turn-key. This spacious unit has almost 2,000SF of living space with a fully equipped kitchen with stainless steel appliance package, gas range cook top, pantry and granite countertops. The open floor plan features great space for entertaining with a bright covered front porch with OCEANVIEWS! Your guests will love to come visit here!! The master-suite features a large walk-in closet, en-suite bathroom with two sinks and fully tiled shower with a glass door. The laundry room offers plenty of space. The rear of the property offers a private fully enclosed outside space with pavered patio and beautiful landscaping. Just ONE BLOCK to Lucy, Greenhouse, Miyako, California Yogurt, Jalapeno Salads, Wawa and so much more!!!! Have the best summer yet!

27. 2025-02-26
    listed $1,499,000 Active 901-char remark

    Show marketing remark (901 chars)

    LUXURY, LOWER LEVEL, PET-FRIENDLY CONDO!! This immaculate four bedroom, three full bath unit located in the Marina District of Margate is completely turn-key. This spacious unit has almost 2,000SF of living space with a fully equipped kitchen with stainless steel appliance package, gas range cook top, pantry and granite countertops. The open floor plan features great space for entertaining with a bright covered front porch with OCEANVIEWS! Your guests will love to come visit here!! The master-suite features a large walk-in closet, en-suite bathroom with two sinks and fully tiled shower with a glass door. The laundry room offers plenty of space. The rear of the property offers a private fully enclosed outside space with pavered patio and beautiful landscaping. Just ONE BLOCK to Lucy, Greenhouse, Miyako, California Yogurt, Jalapeno Salads, Wawa and so much more!!!! Have the best summer yet!

28. 2014-07-16
    historical
29. 2014-07-16
    historical
30. 2014-01-15
    listed $750,000
31. 2014-01-15
    listed $750,000
32. 2013-11-12
    soldstatus $635,000
33. 2013-05-25
    historical
34. 2013-05-06
    listed $649,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $155,662
• − Mortgage interest: −$79,822
• − Property taxes: −$21,375
• − Insurance: −$7,125
• − Repairs & maintenance: −$12,453
• − Management: −$12,453
• − Depreciation: −$41,455
• Taxable loss: −$19,021
• Est. tax savings @ 24.0%: +$4,565
• After-tax cash flow: $9,364/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Margate City School District
• NCES district ID: 3409690
• Math proficiency: 50% ▼ -26.00%
• Reading proficiency: 58% ▼ -28.00%
• Median HH income: $67,112
• Composite: 47.71/100
• National rank: #2241
• State rank: #113 of 472 in NJ

Livability — Margate City

• Score: 75/100
• State rank: #149
• US rank: #3893

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate City, NJ
• County: Atlantic County · 143,611 people
• City population: 5,234
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 5,234
• Household income: $121,800
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 23.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 9% Romanian 6% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 2% Tagalog/Filipino 2% Spanish 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -625.70%
• Current HPI: 475.1366
• Rent YoY: ▲ 8.91%
• Metro: Atlantic City-Hammonton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

-90.8% since first listed

18 events — show timeline

• 2026-01-26 Rental Removed $60,000 SJSRMLS
• 2025-11-15 Listed for Rent $60,000 SJSRMLS
• 2025-06-03 Rental Removed $19,500 SJSRMLS
• 2025-05-31 Listed for Rent $19,500 SJSRMLS
• 2025-05-21 Rental Removed $8,000 SJSRMLS
• 2025-04-29 Listed for Rent $8,000 SJSRMLS
• 2025-04-29 Rental Removed $24,000 SJSRMLS
• 2025-04-26 Listed for Rent $24,000 SJSRMLS
• 2025-03-20 Listed $1,425,000 SJSRMLS
• 2025-03-20 Listing Removed — SJSRMLS
• 2025-02-26 Listed $1,499,000 SJSRMLS
• 2014-07-16 Listing Removed — SJSRMLS
• 2014-07-16 Listing Removed — SJSRMLS
• 2014-01-15 Listed $750,000 SJSRMLS
• 2014-01-15 Listed $750,000 SJSRMLS
• 2013-11-12 Sold (MLS) $635,000 SJSRMLS
• 2013-05-25 Listing Removed — SJSRMLS
• 2013-05-06 Listed $649,000 SJSRMLS